Real Estate Investing in King Ferry, New York (13081)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 13081 (King Ferry, NY)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 34.6% of homes vacant — above national norms.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in King Ferry, NY (13081)?
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Market Analysis: 13081 King Ferry
ZIP 13081 in King Ferry, NY carries a significant set of headwinds. Home values near $340K and rents of $1,521/mo sit inside a market where underwriting has to be tight.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $340K asset, 13081 is the wrong submarket. If the plan prices in friction, the yield can still work.
Within NY, ZIP 13081 trails on several market indicators that neighboring Cayuga County submarkets outperform. The gap is real and impressive enough to shape underwriting.
Who lives in 13081 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Strategy in 13081 is an operator game, not a passive one. From a cash-flow lens, entry prices of $340K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in King Ferry:
Property Strategy for 13081
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $366,282 | $1,690 | 3.3% | +10.7% | $183,141 |
| 3BR | $288,530 | $2,200 | 5.5% | +7.7% | $96,177 |
| 4BR | $349,858 | $2,520 | 5.2% | +8.3% | $87,465 |
Market Trends
Home Value History (with trend line)
📊 How Does 13081 Compare?
| Metric | 13081 | King Ferry | Auburn, NY | New York |
|---|---|---|---|---|
| Home Value | $339,519 | $339,519 | N/A | $505,608 |
| 5-Year CAGR | 6.8% | 6.8% | N/A | 6.6% |
| Avg Rent | $1,521 | $1,521 | N/A | - |
| Cap Rate | 3.5% | 3.5% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 13081 (King Ferry, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $339,519 |
| Monthly Rent | $1,521 |
| Price-to-Rent | 18.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.4% |
| Cap Rate | 3.5% |
| 5-Year IRR | 10.3% |
📈 Home Appreciation
| 1-Year | +9.3% ▲ |
| 3-Year CAGR | +6.9% ▲ |
| 5-Year CAGR | +6.8% ▲ |
| 10-Year CAGR | +6.9% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.5%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 13081
Population: 1,094
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Nearby Colleges & Universities
Frequently Asked Questions
How qualified is the tenant pool in King Ferry, NY?
Tenant demand in King Ferry, NY is solid. The local workforce $1,521/mo rents across most rental classes.
What is the typical vacancy rate in King Ferry, NY?
King Ferry, NY sees elevated vacancy, which is reasonable relative to the broader NY rental market.
Where do home prices stand in King Ferry, NY?
The median home value in King Ferry, NY is roughly $340K. That puts it reasonable relative to the NY statewide average.
Where do rents currently stand in King Ferry, NY?
Rental rates in King Ferry, NY average $1,521/mo. Tenant demand and $340K home values make the yield look reasonable by investor standards.
Is King Ferry, NY good for house hacking?
For house hackers, King Ferry, NY is a challenging. The $1,521/mo rent on a unit helps defray the mortgage on a $340K property.
You know 13081 now. You don’t know where it ranks.
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How 13081 ranks in Auburn, NY
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